Maryland · County guide
Montgomery County, Maryland property tax appeals
A Montgomery County property tax appeal starts with the Montgomery County Supervisor of Assessments (State Department of Assessments and Taxation), then the Montgomery County Property Tax Assessment Appeal Board. This season's deadline has not been announced yet. Our forecast for the Montgomery County Supervisor of Assessments (State Department of Assessments and Taxation): Dec 31, 2026 – Jan 4, 2027 (not an official date). There is no filing fee.
This season
- Next deadline
- Expected Dec 31, 2026 – Jan 4, 2027
- Forecast, not an official date
- Montgomery County Supervisor of Assessments (State Department of Assessments and Taxation)
- Source: Maryland Code, Tax - Property § 14-503 (Maryland General Assembly)Last checked
Check a Montgomery County home for free
Here the check uses your own figures: you enter the assessed value from your notice or tax bill and the year you bought. We compare how much it has grown with the house price index for your area and show the numbers as your figures. You decide and file yourself.
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- Filing fee
- No filing fee
- Where to file first
- Montgomery County Supervisor of Assessments (State Department of Assessments and Taxation)
- Office address
- 30 W. Gude Drive, Suite 400, Rockville, MD 20850 · (240) 314-4510 (commercial (240) 314-4530)
- Our coverage
- Free check available
- Independent guide — not affiliated with Montgomery County or any government agency.
- Last updated
- October 1, 2026
- Sources last checked
- October 1, 2026
- Status
- Verified guide
What are the Montgomery County reassessment results, tax rates, caps and credits?
How much did Montgomery County reassessments change values?
| Reassessment | Area | Compared with | Residential | Commercial | All property | Homes that rose |
|---|---|---|---|---|---|---|
| January 1, 2026[1] | Area 2 | 2023 values | +12.6% | +11% | +12.2% | 76,484 of 90,388 (84.62%) |
| January 1, 2025[2] | Area 1 | 2022 values | +18.2% | +14.1% | +17.7% | — |
| January 1, 2024[3] | Area 3 | 2021 values | +21.7% | +19.6% | +21% | — |
What are the Montgomery County tax rates, caps and local credits?
- Income tax offset credit
- Montgomery County grants owner-occupants a Local Income Tax Offset property tax credit, which offsets county income tax revenue from a rate above 2.6%.[4]
- Assessment limitsCounty homestead credit cap (yearly limit on the taxable increase)
- Montgomery County's homestead credit cap for fiscal 2026-27 bills is 10% (taxable assessment increase on an owner-occupied home is limited to 10% a year).[5]
- Property tax rateConstant yield
- SDAT certified a fiscal 2027 constant yield tax rate of $0.6549 per $100 for Montgomery County, against the fiscal 2026 rate of $0.6742; a rate above the constant yield rate requires advertising and a public hearing.[6]
- Property tax rateCounty rate
- Montgomery County's real property tax rate for fiscal 2026-27 is $0.6706 per $100 of assessed value, plus the State rate of $0.1120.[5]
When and where do I file a Montgomery County property tax appeal?
Who hears a Montgomery County appeal?
The stages in order. We are not affiliated with any of these offices.
- 1
- 2
Montgomery County Property Tax Assessment Appeal Board
Filing: appeal
Where is the Montgomery County office?
Montgomery County Supervisor of Assessments (State Department of Assessments and Taxation)[9]
Montgomery County Supervisor of Assessments (SDAT local assessment office)
- Address
- 30 W. Gude Drive, Suite 400, Rockville, MD 20850
- Fax
- (301) 424-3864
- Hours
- 8:00 to 4:30 (weekdays)
- Online
- Official website
Montgomery County Property Tax Assessment Appeal Board[10]
Montgomery County Property Tax Assessment Appeals Board
- Address
- 51 Monroe St., Room 201, Rockville, MD 20850-2407
- Phone
- (301) 279-8333
- Fax
- (301) 279-1910
We are not affiliated with this office. Hours can change, so call before you visit.
Has the Montgomery County property tax appeal deadline been announced?
- Upcoming
- Not announced yet
- Forecast
- Expected to close between December 31, 2026 and January 4, 2027
- Last checked
We will update this page when the new dates are posted.
Which Montgomery County filing windows are coming up?
| Closes | Area | Who hears it | Status |
|---|---|---|---|
| Expected Dec 31, 2026 – Jan 4, 2027 | Countywide | Montgomery County Supervisor of Assessments (State Department of Assessments and Taxation) · Official source · Last checked Sep 29, 2026 | Forecast, not an official date |
How do I file a property tax appeal in Montgomery County?
Montgomery County Property Tax Assessment Appeal Board: There is no fee to appeal an assessment to the Montgomery County Property Tax Assessment Appeal Board.
- Filing feeMontgomery County Property Tax Assessment Appeal Board
- There is no fee to appeal an assessment to the Montgomery County Property Tax Assessment Appeal Board.[7]
Which Maryland rules apply in Montgomery County?
These rules are the same in every Maryland county. Each link opens the rule on the Maryland page, where the Maryland-wide sources are listed.
What do Montgomery County property taxes and assessments look like?
Figures from public records and the Census, each with its source. They describe the county's homes as a group, not the value of any one home.
How much could a lower assessment save on Montgomery County property taxes?
Tax rate used: $1.1512 per $100 of assessed value (county and State rates, fiscal 2025-26).
| Example | Tax saved |
|---|---|
| $10,000 less assessed value | $115 a year |
| 10% less on a home assessed at $370,600 (the county's 25th percentile) | $427 a year |
| 10% less on a home assessed at $548,000 (the county's median) | $631 a year |
| 10% less on a home assessed at $818,800 (the county's 75th percentile) | $943 a year |
These are examples: the tax rate times a lower assessed value. Exemptions, credits, caps and phase-ins can make the real change smaller. This is not a prediction for any home. Rate source: Local Real Property Tax Rates in Maryland, FY 2022-FY 2026 (Department of Legislative Services).
What do homeowners in Montgomery County pay in property tax?
The median owner-occupied home in Montgomery County was worth $640,300, and the median property tax its owners paid was $5,539 a year, according to the Census Bureau's American Community Survey.
- Median home value
- $640,300
- Margin of error ±$5,098.
- Median property tax paid per year
- $5,539
- Margin of error ±$62.
- Median tax as a share of median value
- 0.87%
- A ratio of two medians, not a tax rate. Your own bill depends on your assessment and local levies.
- Owner-occupied homes
- 254,139
- Margin of error ±2,460.
These are survey estimates of what owners reported about their own homes. They are not assessed values, not tax rates, and not an opinion of what any home is worth.
They cannot tell you whether your own assessment is fair. That takes a comparison with similar homes, which we offer only in counties we have researched.
From the county's assessment and appeal records
- Homes in the county's assessment records
- 316,466
- Median assessed value
- $548,000
- Middle half of assessed values
- $370,600 to $818,800
Source: The county's open assessment data, aggregated by us (each home's latest final value, tax years 2024 to 2026). Our calculation from public records; not an opinion of any home's value.
How Montgomery County home assessments are spread
Assessed value
Median home value: Montgomery County compared
- Montgomery County$640,300
- Typical Maryland county$380,550
- Typical US county$185,300
Montgomery County $640,300; Typical Maryland county $380,550; Typical US county $185,300
Median property tax paid: Montgomery County compared
- Montgomery County$5,539
- Typical Maryland county$3,389
- Typical US county$1,619
Montgomery County $5,539 a year; Typical Maryland county $3,389 a year; Typical US county $1,619 a year
Median home assessment by election district
- Election district 10$1,241,100
- Election district 07$1,102,800
- Election district 06$785,600
- Election district 08$672,450
- Election district 04$608,850
- Election district 01$526,500
- Election district 13$511,700
- Election district 05$504,800
- Election district 03$503,600
- Election district 02$497,900
- Election district 12$493,900
- Election district 11$433,400
- Election district 09$382,600
Median assessed value by election district: highest Election district 10 ($1,241,100), lowest Election district 09 ($382,600).
How often is property reassessed in Montgomery County?
Montgomery County is split into three SDAT reassessment areas: Area 1 next reassessed January 1, 2028, Area 2 January 1, 2026 and Area 3 January 1, 2027. Montgomery County Area 3 (last assessed effective January 1, 2024) is the area reassessed next, for January 1, 2027.
- Reassessment cycle
- Montgomery County is split into three SDAT reassessment areas: Area 1 next reassessed January 1, 2028, Area 2 January 1, 2026 and Area 3 January 1, 2027.[8]
- Area reassessed next year
- Montgomery County Area 3 (last assessed effective January 1, 2024) is the area reassessed next, for January 1, 2027.[8]
Homes in Montgomery County
From the Census Bureau's American Community Survey: how old the homes are, what kind they are, what owners say they are worth and the property taxes they pay. These figures describe all homes together, not any one home.
- Median year built
- 1980
- All housing units, owned and rented
- Single-family houses, detached or attached
- 64%
- of 406,531 housing units
- Owned homes with a mortgage or similar loan
- 70%
- of 254,139 owner-occupied homes
Home values reported by owners
- Less than $50,0001%
- $50,000 to $99,9991%
- $100,000 to $199,9993%
- $200,000 to $299,9996%
- $300,000 to $399,99910%
- $400,000 to $499,99913%
- $500,000 to $749,99929%
- $750,000 to $999,99918%
- $1,000,000 to $1,999,99916%
- $2,000,000 or more3%
Home values reported by owners in Montgomery County: Less than $50,000 1%; $50,000 to $99,999 1%; $100,000 to $199,999 3%; $200,000 to $299,999 6%; $300,000 to $399,999 10%; $400,000 to $499,999 13%; $500,000 to $749,999 29%; $750,000 to $999,999 18%; $1,000,000 to $1,999,999 16%; $2,000,000 or more 3%.
Property taxes owners pay a year
- No real estate taxes3%
- Less than $8002%
- $800 to $1,4994%
- $1,500 to $1,9994%
- $2,000 to $2,9999%
- $3,000 or more79%
Property taxes owners pay a year in Montgomery County: No real estate taxes 3%; Less than $800 2%; $800 to $1,499 4%; $1,500 to $1,999 4%; $2,000 to $2,999 9%; $3,000 or more 79%.
Source: U.S. Census Bureau, American Community Survey (2020–2024 5-year estimates, tables B25075, B25102, B25035, B25024 and B25081), retrieved Oct 1, 2026. Survey estimates have a margin of error.
More questions about Montgomery County property tax appeals
When is the Montgomery County property tax appeal deadline?
This season's deadline has not been announced yet. We expect it to close between December 31, 2026 and January 4, 2027. This is our forecast, not an official date. In Maryland, when you get a new assessment notice you can appeal it to the Supervisor of Assessments within 45 days of the date of the notice.[11][12]
Is there a fee to file a property tax appeal in Montgomery County?
There is no fee to appeal an assessment to the Montgomery County Property Tax Assessment Appeal Board.[7]
Where do I file my first property tax appeal in Montgomery County?
In Montgomery County, an assessment appeal is filed online with the control number on the notice, or on the paper form returned to the local SDAT assessment office, within 45 days of the notice date.[13]
Can my assessed value go up if I appeal in Montgomery County?
The same Maryland rule applies in every county. Read the Maryland rule
Which details are not confirmed yet?
We show a fact only after a person has checked it against the official source. These are still being checked. Until then, ask the Montgomery County Supervisor of Assessments (State Department of Assessments and Taxation):
- When a filing counts as on time
Property tax guides for Montgomery County homeowners
- SDAT Real Property Search: Find Your Maryland AssessmentMaryland · Montgomery County
- How to Read Your Property Assessment NoticeMaryland · Montgomery County
- Assessed Value vs. Market Value: How They Differ by StateMaryland · Montgomery County
- Homestead and Other Exemptions to Check FirstMaryland · Montgomery County
- Homestead Exemption: What It Is and How to Get ItMaryland · Montgomery County
- How to Lower Your Property Taxes: What to Check FirstMaryland · Montgomery County
Counties next to Montgomery County
- Howard County property tax appealsFree check availableNext deadline: Expected Dec 31, 2026 – Jan 4, 2027
- Frederick County property tax appealsFree check availableNext deadline: Expected Dec 31, 2026 – Jan 4, 2027
- Prince George's County property tax appealsFree check availableNext deadline: Expected Dec 31, 2026 – Jan 4, 2027
Check a Montgomery County home free
You decide and file yourself.
Where do these facts come from?
- [1]January 1, 2026 Press Release and Report (Reassessment Group 2) | Maryland State Department of Assessments and TaxationOfficial guide or FAQ · last checked Oct 1, 2026
- [2]January 1, 2025 Press Release and Report (Reassessment Group 1) | Maryland State Department of Assessments and TaxationOfficial guide or FAQ · last checked Oct 1, 2026
- [3]January 1, 2024 Press Release and Report (Reassessment Group 3) | Maryland State Department of Assessments and TaxationOfficial guide or FAQ · last checked Oct 1, 2026
- [4]Property Tax Credit and Exemption Information | Montgomery County Department of FinanceOfficial guide or FAQ · last checked Oct 1, 2026
- [5]Tax Rates 2026-2027 - Tax Table & Homestead Credit Caps - July 2026 (SDAT PDF)Official guide or FAQ · last checked Sep 30, 2026
- [6]Constant Yield Tax Rate 2026 | Maryland State Department of Assessments and TaxationOfficial notice, form, calendar or rules · last checked Oct 1, 2026
- [7]Assessment Appeal Process | Maryland State Department of Assessments and TaxationOfficial guide or FAQ · last checked Sep 30, 2026
- [8]Montgomery County Reassessment Areas | Maryland State Department of Assessments and TaxationOfficial guide or FAQ · last checked Sep 30, 2026
- [9]Maryland Assessment Offices | Maryland State Department of Assessments and TaxationOfficial guide or FAQ · last checked Sep 30, 2026
- [10]Appeals Boards | Maryland Property Tax Assessment Appeals BoardsOfficial guide or FAQ · last checked Sep 30, 2026
- [11]Maryland Code, Tax - Property § 14-503 (Maryland General Assembly)Statute or regulation · last checked Sep 27, 2026
- [12]Maryland Code, Tax - Property § 14-502 (Maryland General Assembly)Statute or regulation · last checked Sep 27, 2026
- [13]Assessment Appeal Process | Maryland State Department of Assessments and Taxation (Wayback capture)Official guide or FAQ · last checked Sep 29, 2026
- 14.County open data: md montgomery assessmentsRetrieved Sep 27, 2026; aggregated by us for the charts above.
- 15.U.S. Census Bureau, ACS 2020–2024 5-year estimates, table B25077: Median value (dollars), owner-occupied housing units — Montgomery County, Maryland
- 16.U.S. Census Bureau, ACS 2020–2024 5-year estimates, table B25103: Median real estate taxes paid, owner-occupied housing units — Montgomery County, Maryland
- 17.U.S. Census Bureau, ACS 2020–2024 5-year estimates, table B25003: Tenure (owner- and renter-occupied housing units) — Montgomery County, Maryland
Data credits: Census ACS (public domain) · Census county adjacency (public domain)
Not affiliated with Montgomery County or any government agency. Not legal advice. Not an appraisal.